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This document is a graphic representation only, created from the best available sources.

The City of Raleigh assumes no responsibility for any errors, or misuse of this document.

City of RaleighCity of Raleigh

±0 70 14035Feet

COA-0141-20192310 BEDFORD AVE

OBERLIN VILLAGE (R-10)

APPLICANT:CHRISTINE MASTRANGELO2310 BEDFORD AVE

Nature of Project:Construct addition; relocate existingdeck; remove fencing; alter driveway

COA-0141-2019 Staff Report 1

APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS – STAFF REPORT COA-0141-2019 2310 BEDFORD AVENUE Applicant: CHRISTINE MASTRANGELO Received: 10/28/2019 Meeting Date(s): Submission date + 90 days: 1/26/2020 1) 01/23/2020 2) 3)

INTRODUCTION TO THE APPLICATION Historic District: OBERLIN VILLAGE HISTORIC DISTRICT Zoning: GENERAL HISTORIC OVERLAY DISTRICT (HOD-G) Nature of Project: Construct addition; relocate existing deck; remove fencing; alter driveway DRAC: An application was reviewed by the Design Review Advisory Committee at the

November 25, 2019 meeting. Members in attendance were Elizabeth Caliendo, Don Davis, and Mary Ruffin Hanbury; also present were staff members Tania Tully and Collette Kinane, and applicant Cydney Clemons and Brandy Thompson. An application was reviewed by the Design Review Advisory Committee at the January 6, 2020 meeting. Members in attendance were: Dan Becker, Sarah David, Jenny Harper, and David Maurer; also present were staff members Tania Tully and Collette Kinane, and applicants Cydney Clemons and Chrissy Mastrangelo.

APPLICABLE SECTIONS OF GUIDELINES and DESCRIPTION OF PROJECT

Sections Topic Description of Work 1.3 Site Features and

Plantings Construct addition; relocate existing deck; remove fencing; alter driveway

1.4 Fences & Walls Remove fencing 1.5 Walkways, Driveways,

& Off-Street Parking Alter driveway

3.1 Deck Relocate existing deck 3.2 Additions Construct addition

STAFF REPORT

Based on the information contained in the application and staff’s evaluation: A. Constructing an addition, relocating a deck, and removing a fence are not incongruous in

concept according to Guidelines sections 1.3.1, 1.3.2, 1.3.6, 1.3.7, 1.4.1, 1.4.10, 1.4.11, 3.1.1,

3.1.4, 3.1.6, 3.2.1, 3.2.2, 3.2.7, 3.2.8, 3.2.9, 3.2.10, 3.2.11; however, the construction of an

addition at the front of the house may be incongruous according to Guidelines sections 3.2.6,

3.2.9; and the following suggested facts:

COA-0141-2019 Staff Report 2

1* The “Historic Research Report for the Designation of the Oberlin Village Historic District”

describes the house thusly: “The two-story hipped-roof frame house with an inset two-story

porch was constructed for the Mastrangelos in 2014 on the footprint of an early 20th century

house. Windows have 6/6 vinyl sashes.” The report classifies the house as non-contributing.

2* Photographs illustrating the changes to the structure over time were provided.

3* The application notes that there are a variety of built forms in the Oberlin Village historic

district and that much of the neighborhood’s significance lies it is cultural history and with

notable persons associated with the neighborhood’s establishment. The period of

significance for Oberlin Village is defined as 1873 to 1970 and is tied to the establishment

and decline of the community identity of the neighborhood.

4* The application proposes the construction of a 254 SF one-story addition on the east side of

the house.

5* The addition extends the wall plane of the front wall of the house. A reveal at the existing

corner board is proposed to provide differentiation from the existing house. The depth of

the reveal was not provided.

6* The front of the addition is proposed to be screened with foundation shrubs.

7* The description notes that the height of the addition and the topography of the site will

minimize the visual scale of the addition from the street.

8* The addition is proposed to be clad in fiber cement siding and painted to match the house.

Architectural detailing (trim and corner boards) are proposed to match existing.

9* The proposed roof form is hipped, similar to the existing roof form. Materials will match

existing. Architectural details (fascia, eaves, and trim) will match existing.

10* Roof plan drawings were not provided for either the existing or proposed designs.

11* To facilitate construction of the addition, the existing deck is proposed to be relocated

further to the north. The dimensions and design will remain the same.

12* The application provides an evaluation of overall width and house-to-lot-width ratios. The

majority of well-related properties have a house-to-lot-width ratio range from 71-75%. The

proposed addition would increase the house-to-lot-width ratio from 53% to 71.9%.

13* Photographs of other properties in Oberlin Village with a house-to-lot-width ratio in the

70% range were provided:

a. 2208 Bedford Avenue - 75% house-to-lot-width ratio.

COA-0141-2019 Staff Report 3

b. 710 Chamberlain Street - 72% house-to-lot-width ratio.

c. 2312 Bedford Avenue – 75% house-to-lot-width ratio. This contributing house is

immediately to the west.

d. 2208 Roberts Street – 71% house-to-lot-width ratio.

e. 2211 Roberts Street – 72% house-to-lot-width ratio.

f. 2210 Bedford Avenue – 72% house-to-lot-width ratio. This non-contributing

property has a similar one-bay addition on the side of the property.

14* Photographs of the variety of architectural styles on Bedford Avenue and Van Dyke Avenue

were provided.

15* Windows are proposed to match existing. The existing windows are vinyl. The Committee

has not found that vinyl windows are congruous to the character of any of the historic

districts in any situation. Wood or aluminum-clad windows are typically approved.

16* One section of privacy fencing at the head of the driveway is proposed to be removed to

construct the addition.

17* Information on trees with critical root zones located in the area of construction and a tree

protection plan were not provided.

B. Altering a driveway is not incongruous in concept according to Guidelines section 1.5.5, 1.5.7;

however, installing a double-width driveway may be incongruous according to Guidelines

section 1.5.5, 1.5.7, 1.5.10; and the following suggested facts:

18* The existing driveway is a single-car width concrete driveway that extends beyond the front

wall of the house.

19* The proposed location of the addition requires that a portion of the driveway be removed.

20* The existing driveway is proposed to be doubled in width in front of the proposed

addition. Materials are proposed to match existing.

21* A two-car width concrete driveway is atypical for properties in residential historic districts.

22* The Committee has previously approved double-width driveways where the second space

is not concrete or paved.

23* No evidence was provided to illustrate congruity with residential driveways in the Oberlin

Village Historic District.

24* No changes to the existing curb cut are proposed.

COA-0141-2019 Staff Report 4

Staff suggests that the committee discuss the construction of an addition along the front wall

plane of the house. Pending the results of that discussion, staff recommends approval of the

application with the following conditions:

1. That the windows not be vinyl.

2. That the siding be installed smooth side out.

3. That the driveway expansion not be concrete or paved.

4. That details and specifications for the following be provided to and approved by staff prior

to issuance of the COA blue placard:

a. Manufacturer’s specifications for windows, showing both section and elevation

views, and material descriptions.

b. A plan locating trees with critical root zones in the area of construction and a tree

protection plan, if necessary.

Staff Contact: Collette Kinane, collette.kinane@raleighnc.gov

Page 1 of 2 REVISION 7.2.19

raleighnc.gov

Type or print the following: Applicant name: Mailing address: City: State: Zip code: Date: Daytime phone #: Email address: Applicant signature:

Minor work (staff review) – one copy

Major work (COA committee review) – ten

copies

Additions > 25% of building sq. footage

New buildings

Demolition of building or structure

All other

Post approval re-review of conditions of

approval

Office Use Only Transaction #: ___________

File #: ________________

Fee: __________________

Amount paid: ________________

Received date: ________________

Received by:

__________________________

Property street address: Historic district: Historic property/Landmark name (if applicable): Owner name: Owner mailing address: For applications that require review by the COA Committee (major work), provide addressed and stamped envelopes for owners for all properties with 100 feet on all sides of the property, as well as the property owner.

Property Owner Name & Address Property Owner Name & Address

Christine Mastrangelo2310 Bedford Avenue

Raleigh NC 2760710-25-2019; Revised 12-27-19 (919) 395-7154

chrissyhouse@gmail.com

2310 Bedford AvenueOberlin Village

n/aJeffrey and Christine Mastrangelo

2310 Bedford Avenue

2306 Bedford Avenue 2304 Bedford Avenue2312 Bedford Avenue 2314 Bedford Avenue2311 Bedford Avenue 2313 Bedford Avenue (Rev. 11-13-19)

713 Tower Street (Rev. 11-13-19) 629 Tower Street710 Chamberlain Street 718 Chamberlain Street

Page 2 of 2 REVISION 7.2.19

raleighnc.gov

I understand that all major work applications that require review by the Raleigh Historic

Development Commission’s COA Committee must be submitted by 4 p.m. on the date of the application deadline; otherwise, consideration will be delayed until the following committee

meeting. An incomplete application will not be accepted.

Will you be applying for rehabilitation tax credits for this project? Yes No Did you consult with staff prior to filing the application? Yes No

Office Use Only Type of work:____________________ _______________________________

Design Guidelines: please cite the applicable sections of the design guidelines (www.rhdc.org).

Section/Page Topic Brief description of work (attach additional sheets as needed).

Minor Work Approval (office use only)

Upon being signed and dated below by the Planning Director or designee, this application becomes the Minor Work Certificate of Appropriateness. It is valid until _____________________. Please post the enclosed placard form of the certificate as indicated at the bottom of the card. Issuance of a Minor Work Certificate shall not relieve the applicant, contractor, tenant, or property owner from obtaining any other permit required by City Code or any law. Minor Works are subject to an appeals period of 30 days from the date of approval. Signature (City of Raleigh) ______________________________________________ Date_______________________

1.5/26 Walkways, Driveways,and Offstreet Parking Construct a concrete strip of parking along the east side of the property to expand the existing driveway.

3.1/64 Decks Relocate existing deck on east side of house toward the rear yard to accommodate addition.

3.2/66 Additions Construct new 1-story addition to east side of front of house.

Mastrangelo Residence Certificate of Appropriateness Application2310 Bedford Avenue, Raleigh, NC 27607

The Mastrangelo Residence at 2310 Bedford Avenue is located in Raleigh's Oberlin Village Historic Overlay District. The house is a two-story framed structure with an inset two-story porch under a hipped roof on the left side with a front-facing main gable on the right side. The dwelling is clad in painted smooth fiber cement lap siding with trim and corner boards painted a contrasting color, architectural asphalt shingles on the roof, and a painted brick foundation. The front-facing main gable features painted fiber cement shingle siding and an octagonal louvered vent. The windows have 6/6 and 4/4 vinyl sashes. Several mature hardwood shade trees and evergreens separate the home from the adjacent properties and also shade the rear yard. See project location map, photos of existing conditions, and Site Plan A000, Plan A001, and Elevations A002.

The Oberlin Village Historic Overlay District includes a broad range of architectural styles and materials. The variety of vernacular adaptations are a critical feature of the district's special character, as stated in the RHDC Special character essay, “it was planned piecemeal over decades rather than designed as a planned community, its streets evolved over time and have differing characters.” See Exhibit 1, “Range of scale, style, and material in the District.” The house located at 2310 Bedford Avenue has undergone such adaptations over the years, to meet the needs of the inhabitants. The property has transformed from a simple side-gabled domicile with a shed roof on the front and back, to the addition of a front-facing gable and modernized kitchen in 2010, to an extensive renovation and the addition of the second story over the existing footprint in 2015. Other properties in the district, including several historic properties and several that do not survive except in historical records, possess a similar “two-story vernacular style house with a front porch” appearance. Records also indicate significant remodeling of houses within the district, including the John and Mary Turner House which is described as a “one-story frame house... overbuilt with an imposing two-story frame addition...” See Exhibit 2, “Adaptations over time; two-story reference properties.”

The portion of Bedford Avenue within the Oberlin Village District is comprised of mostly single-family residential lots, zoned R10. The special character essay states that the 'norm' for lots within the district is 50 x 150 feet. Most lots in the Bedford Avenue vicinity, however, are 100' or 120' deep and range from 45' to 68' wide. The outliers are the small apartment building at 2304 Bedford Avenue, at approximately 106' x 178', and 710 Chamberlain Street, which is 70'+ wide and approximately 275' deep. The varying lot sizes and shapes precipitates a review of the massing of dwellings as a ratio of house width to lot width. The majority of the single-family lots in the district and in the Bedford Avenue vicinity, specifically, possess a house to lot width ratio of 71-75%. The house at 2310 Bedford Avenue currently possesses a 53% width ratio, while the proposed addition would place the property within the majority, at 71.9%. See Exhibit 3, “Evaluation overlay maps,” and Exhibit 4, “Overall width and house-to-lot ratio precedent” photos (two pages).

The wide variety of built forms within the Oberlin Village District, subsequent decades of alterations, and the discontinuous boundary of the district engenders a different sort of evaluation that is not specifically architectural. Frequently mentioned in narratives and historical statements of the Oberlin Village community are descriptions such as “the feeling of neighborhood... the safety of the streets” and “close-knit and neighborly.” While many properties in the district are commercial use or residential rentals, with owners living elsewhere in Raleigh or out of state, the Mastrangelos have resided at 2310 Bedford Avenue for almost 13 years. Neighbors, especially children, frequently gather at their home, where the family has embraced the Bedford Avenue community and friends are considered family. Jeffrey and Christine Mastrangelo request approval for a one-story kitchen expansion to accommodate the needs of their growing family.

Mastrangelo Residence Certificate of Appropriateness Application2310 Bedford Avenue, Raleigh, NC 27607

The proposed 254 SF addition is designed to be compatible with the details of the existing house.

The addition shall be constructed on the east side of the structure and shall extend from the south corner northward to the existing exterior door (to remain) on the east wall. The front wall plane of the addition will step back slightly from the existing corner board with the intention of creating a shadow line between the existing house and the addition. The one story height and existing site topography, which falls away from Bedford Avenue, shall minimize the visual scale of the addition. The construction of the addition will require the relocation of the existing deck area adjacent to the exterior door. See Existing and Proposed Site Plans, Floor Plans, and Elevations.

The following is a list of materials and details:

1. The new roof will be hipped in form to echo the opposite side of the second-story roof. It shall have architectural asphalt shingles to match the existing. Fascias, eaves, and trim details shall match existing. See Elevations A102, A103.

2. The addition shall be constructed on a painted brick foundation and be clad in horizontal fiber cement lap siding, painted to match the existing house. The front wall of the addition shall be constructed with a reveal at the existing corner board. Detailing, including window trim & corner boards, will match existing trim construction, dimensions, and color. See Plan A101, Elevations A102, A103.

3. New windows on all three sides of the addition shall be vinyl 4/4 simulated divided lite, double-hung windows to match the existing kitchen windows. See Plan A101, Elevations A102, A103.

4. No other changes are anticipated to the existing exterior of the house.

As previously mentioned, we are also proposing the relocation of the existing deck on the east side of the house. The construction of the addition will require that the deck shift northward (toward the rear yard) while remaining adjacent to the existing exterior door. It will not change in shape or area. See Site Plans A000 and A100, Elevations A002 and A102.

The addition will require the removal of two medium-size foundation shrubs located to the south (in front) of the existing fence/railing at the deck to be relocated. The owners will install new shrub varieties in keeping with foundation plantings in front of the existing porch. No major site features of significance to the district shall be affected. See Site Plans A000 and A100, Elevations A002 and A102.

We are also proposing to expand the existing concrete parking area along the east side of property to increase the off-street parking to a size more appropriate for two family vehicles. There is an existing curb cut. The paving surface will be constructed on the surface of the existing grade with a minimum of excavation or change in topography. As previously stated, no major site features of significance to the district shall be affected. See Site Plans A000 and A100.

Many quoted statements in the above narrative are taken from the “Historic Research Report for the Designation of the Oberlin Village District as a Historic Overlay District,” prepared by M. Ruth Little. Other quotations are taken from resources such as the Friends of Oberlin website and from a 2017 wunc.org article by Liz Schlemmer. Every attempt was made to maintain the context of the quotes contained herein.

0794943075SMITH, AGNES BANKS 2314 BEDFORD AVERALEIGH NC 27607-7304

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0794944034LITTLE, MARGARET RUTH 2312 BEDFORD AVERALEIGH NC 27607-7304

0794943254NINEONENINE LLC PO BOX 10330RALEIGH NC 27605-0330

0794934961HOLLAR, SETH E HOLLAR, ELIZABETH A2311 BEDFORD AVERALEIGH NC 27607-7303

0794944095MASTRANGELO, JEFFREY AMASTRANGELO, CHRISTINE M2310 BEDFORD AVERALEIGH NC 27607-7304

0794933991HOLLAR, JENNIFER 2311 BEDFORD AVERALEIGH NC 27607-7303

0794945066TRUSTEE OF THE GASTON AND AGNESPERRY TRUST 820 IVANHOE DRRALEIGH NC 27615-2216